Bridge loan and moving home calculator
Selling your home and buying a new one? See your new debt, what a bridge loan costs, your monthly cost before and after the move, and what a slow sale costs.
Monthly change after the move
+3 443 kr/mo
+41 320 kr a year
| Per month | Now | After | Change |
|---|---|---|---|
| Interest | 4 500 kr | 7 683 kr | +3 183 kr |
| Amortization | 3 000 kr | 2 561 kr | −439 kr |
| Monthly fee | 4 000 kr | 4 500 kr | +500 kr |
| Running costs | 1 000 kr | 1 200 kr | +200 kr |
| To pay | 12 500 kr | 15 943 kr | +3 443 kr |
| Interest deduction | −1 350 kr | −2 305 kr | −955 kr |
| Real cost, excl. amortization | 8 150 kr | 11 078 kr | +2 928 kr |
CostAmortization (saving)
- Your real cost changes by +2 928 kr a month.
- You put 439 kr a month less into your home.
- With 2 % amortization instead: 18 504 kr a month (+2 561 kr).
If you buy before you've sold
A bridge loan needs a signed sale. Buy before you've sold — or if your buyer pulls out — and the bank must lend the whole amount on top of your old mortgage until the home sells, if it agrees at all. This is the biggest risk of buying first.
Each month until it sells, you pay
31 798 kr/mo
28 798 kr if your bank grants an amortization-free period on the old loan (you have to apply)
About 27 137 kr after the interest deduction
- Old home
- 12 500 kr
- Interest on the extra loan
- 3 355 kr
- New home
- 15 943 kr
Every month it takes costs 12 855 kr
Interest on the extra loan 3 355 kr + the old home's interest, fee and running costs 9 500 kr.
| Sold after | Cost of the wait | More than planned |
|---|---|---|
| 6 months | 77 130 kr | +49 183 kr |
| 12 months | 154 260 kr | +126 313 kr |
| 18 months | 231 390 kr | +203 443 kr |
If it sells for 200 000 kr less
- Net proceeds
- 1 145 000 kr
- Loan the sale can't repay
- 197 000 kr
- New mortgage
- 3 270 000 kr (+197 000 kr)
- Loan-to-value
- 72,7 %
- To pay per month
- 19 325 kr (+3 382 kr)
The loan-to-value passes 70 %: the amortization requirement rises to 2 % a year.
If the sale takes 12 months and brings 200 000 kr less: 126 313 kr more in one-off costs than planned, 197 000 kr more debt, and 3 382 kr more a month from then on.
New debt
- Mortgage now → after
- 1 800 000 kr → 3 073 000 kr
- Change in debt
- +1 273 000 kr
- Loan-to-value
- 68,3 %
- Of the price, you pay yourself
- 1 427 000 kr
The sale
- Sale price
- 3 200 000 kr
- Broker fee
- −48 000 kr
- Other selling costs
- −10 000 kr
- Mortgage repaid
- −1 800 000 kr
- Net proceeds
- 1 342 000 kr
One-off cost of moving
A bridge loan lends you the sale's proceeds until they arrive. It has no amortization; the interest is paid together with the loan when the sale closes, and gives no interest deduction.
- Selling costs
- 58 000 kr
- Purchase costs
- 15 000 kr
- Bridge loan
- (1 342 000 kr)
- Bridge loan interest, 2 months, paid at the closing
- 8 947 kr
- Old home while you own both, 2 months
- 19 000 kr
- Total
- 100 947 kr
Before the interest deduction.
How we calculate
Assumptions
This result is an estimate for information only and is not financial advice. Bridge loan terms, rates and fees differ between banks: ask yours for an offer.
Last updated
- Your new debt is the purchase price plus purchase costs, minus all of the sale's net proceeds and the savings you add.
- Monthly figures are the first month after the move: interest on the whole balance (balance × annual rate ÷ 12). With straight amortization the interest falls a little every month after that.
- Amortization lowers your debt, so it's shown as saving, not cost. The amortization requirement from 1 April 2026: 2 % a year above 70 % and 1 % above 50 % loan-to-value; banks lend at most 90 % of the price.
- Interest deduction on mortgage interest: 30 % up to 100 000 kr per person and year, 21 % above, shared equally by the borrowers; it needs enough income tax to be taken from. Bridge loan interest gives no deduction: the loan has no security.
- A bridge loan needs a signed sale, runs at most 6 months and has no amortization; its interest is paid with the loan, in one sum, when the sale closes. While you own both homes you pay both in full; as a cost, the old one's interest, fee and running costs count, its amortization doesn't.
- One-off costs are before the interest deduction. All rates stay the same throughout.
- If you buy before you've sold there is no bridge loan: the bank is assumed to lend the same amount as an interest-only mortgage at the new mortgage's rate until the home sells — banks decide this case by case. A lower price leaves part of that loan as extra mortgage on the new home, amortized at least as the requirement asks.
- Capital gains tax on the sale is not included.
- Amounts are in Swedish kronor (SEK), rounded to the nearest öre.
How it works
How selling and buying a home is calculated
Moving from one home to another is two deals at once: a sale and a purchase. The calculator puts kronor on how they fit together — your new debt, what you will pay each month before and after the move, the one-off costs of getting from one home to the other, and what happens if you buy before you’ve sold.
What is a bridge loan?
A bridge loan (brygglån) lends you the money your sale will bring in, so you can pay for the new home before that money arrives. You have sold, but you take over the new home first and own two homes until the old one’s closing. Then the sale’s proceeds repay the bridge loan.
- You need signed contracts for both homes.
- It runs until your sale closes, at most 6 months at most banks.
- There is no amortization, and you pay nothing during the loan: the interest is paid together with the loan at the closing.
- Its interest gives no interest deduction, since the loan has no security.
- It covers what you expect the sale to leave after the broker fee and the remaining mortgage.
Buy first or sell first?
Buying first means you can move straight from one home to the other, but while you own both you pay both homes in full — the old mortgage is still there until the sale closes — plus the bridge loan’s interest at the end. Selling first means no double costs and no bridge loan, but you need somewhere to live in between and may have to buy in a hurry. If both closings fall on the same day, you avoid both — but that is hard to arrange.
What if you buy before you’ve sold?
This is the biggest risk of buying first. A bridge loan needs a signed sale, so if you buy before you’ve sold — or your buyer pulls out — there is none. The bank then has to lend the whole amount on top of your old mortgage until the home sells, after its own credit check. Every month you pay both homes plus interest on that extra loan; the calculator shows it per month and at 6, 12 and 18 months.
If the home doesn’t sell, the ways out are renting it out (a bostadsrätt needs the association’s consent) or lowering the price. A lower price is the second risk: the part of the loan the sale can’t repay becomes permanent debt on your new home.
You lower the risk by selling before you buy, setting an asking price you’d actually accept, or making the purchase conditional on your sale (villkorat köp) if the seller agrees.
The deposit
The new home’s deposit (handpenning), usually about 10 % of the price, is due a few days after you sign — long before your own sale’s money arrives. Ask your bank how it can be financed.
Why amortization isn’t a cost
The calculator splits what you pay each month in two. Interest after the deduction, the monthly fee and the running costs are money gone. Amortization lowers your debt, so it is saving that stays in your home. Choosing 2 % instead of 1 % raises the payment, not the real cost. The amortization requirement is 2 % a year while the loan is more than 70 % of the home’s value and 1 % while it’s more than 50 %, and banks lend at most 90 % of the price.
Running costs
The monthly fee (avgift) and running costs — electricity, insurance, parking, and for a house heating, water and upkeep — are often the biggest monthly difference between two homes. Compare them as carefully as the interest rates.
To see how much a bank may lend you, use the borrowing capacity calculator; for the new loan’s whole schedule, the mortgage calculator.
Questions
Frequently asked questions
What does a bridge loan cost?
Interest, and at some banks a setup fee. You pay nothing during the loan; the interest is paid together with the loan when your sale closes. Some banks give 0 % when you take your mortgage with them, so ask yours; the calculator shows what your rate and fee come to.
How long can a bridge loan run?
Until your sale closes, at most 6 months at most banks and shorter at some. Banks want signed contracts for both the home you buy and the one you sell.
Can I get a bridge loan before I've sold?
No. Without a signed sale there is no bridge loan. If you buy before you've sold, the bank has to lend the whole amount on top of your old mortgage until the home sells — after its own credit check, and not something to count on. The calculator's stress test shows what that costs each month.
What if my home sells for less than planned?
The sale repays what it can, and the rest stays as debt — normally as extra mortgage on the new home. That raises the loan-to-value and can raise the amortization requirement from 1 % to 2 % a year. Enter a lower sale price in the stress test to see it.
Is the bridge loan's interest deductible?
No. A bridge loan has no security, and from 2026 interest on loans without security gives no interest deduction. Your mortgages' interest still does. Read more in the guide Interest deduction in Sweden.
Do I pay for both homes while I own both?
Yes. Your old mortgage is repaid only when the sale closes, so until then you pay its interest and amortization, its fee and running costs, as well as the new home's. Banks check that your budget can carry both. Some may grant an amortization-free period on the old loan, but you have to apply for it.
Can I keep part of the money from the sale?
The calculator puts all of the sale's net proceeds into the new home, which gives the smallest new mortgage. To see a bigger loan, enter a lower sale price or less in savings.
Is capital gains tax included?
No. If you sell at a profit, you pay tax on the gain the year after the sale, and you may be able to defer it. It doesn't change the money you have at the closing, but it changes what the move costs you.